Due to horrible, and I mean horrible property managers in the area (the one known as being the best admitted to me she recently had an employee steal over a million from landlords and she didn't think it was her fault), I decided to hire a family member full time to start managing properties for me. 

Price materials and labor cost will depend on how large of scope of work but a good company is going to be around 3500 a week plus cost of over head we also pay 30% tax on our income also like you guys but if you anticipate 4 week rehab well be ready for minimum of 14k in labor +14knis low end in my opinion... now I'm currently eating my lunch on a rehab from hell but it's gonna be a work of art from where it came from... this was the worst of the worst in my career water damage to all structural raised the roof on a horrible addition and did it correctly. 

15.3% Self-employment taxes is a lot.Scenario 1 - You do a cost segregation study in year 1 and create a huge loss to offset your other income, great for year 1.Horrible for years after 1 as you used up a majority of your depreciation and now your net income will be subject to 15.3%.If your depreciation is mostly used up and don't plan to have net income, your business is not profitable.Scenario 2 - No cost segregation study is done and your depreciation is calculated over 39 years(low depreciation rate, you will likely be paying some sort of net income subject to 15.3%.Maybe not in year 1 if you have a lot of furnishings installed.

There are many lenders out there that are horrible to work with. 

Detroit was both a great and a horrible example of re-development, but many minds go here first. often it's a much smaller market than an entire MSA.

Danny,If you have good credit that is a horrible rate for DSCR based on todays rates. 

Sounds horrible and always so frustrating when you just needed a service to be performed.I had the issue with the electrical inspection for the new pool panel in AZ.

That is a horrible example to use, it's like telling me south of 5th in Miami.

As you will deal with every horrible thing in life.... tenants disputes, sleazy contractors, the city who hates your grass, everyone has a sob story and can't pay rent, be emotional ready for evictions and threats, and know your lease and local laws.

Maybe true, but horrible tenancy laws though.